Cladding & Window Upgrades at a Multi-Unit Residential High-Rise Apartment Building

9-storey residential apartment building containing 110 rental apartment units; approximately 40-years old; masonry veneer wall assembly with aluminum fenestration systems.

Multiple complaints from tenants prompted the building’s managers to consult Davroc Building Specialists regarding persistent water leaks into Suite interiors during wind-driven rainstorms. A survey of the building envelope revealed multiple sources of water penetration at exterior walls and at window openings. The active leaks were noted to be causing damages to interior finishes, including paint and plaster finishes, window sills and wood flooring. At the exterior, the masonry veneer walls suffered from localized deterioration including brick spalls, cracked brick faces and unsightly white efflorescence (chalky white staining). Cracked and spalled concrete was also present at exposed slab-edge and shear wall locations. Furthermore, deteriorating sealants at the joints between different materials were also found to be suspect sources for water entry. In addition, flaking paint was widespread at exposed concrete slab-edges, shear walls and the roof parapet wall.  A tenant survey also conveyed numerous complaints of uncomfortable drafts at existing windows, and mould and moisture damage was also present at several window perimeters and sills.

Davroc Building Specialists investigated the exterior walls via suspended access (swing-stage) and visited Suite interiors to review the interior conditions.  Test openings were performed at the exterior wall assembly to verify details of the construction. The extent of masonry and concrete deterioration was evaluated and found to substantiate an over-cladding solution when weighed in conjunction with the sources of water-entry into the Suites.  A comprehensive repair strategy that first addressed the repair of the substrate walls before the installation of an exterior insulation finish system (EIFS) was developed.  A review of the existing thermal characteristics of the existing envelope was performed and the new exterior insulation finish system was selected to not only solve the leakage problems, but also improve the overall insulating and moisture management properties of the wall assembly.  Specific consideration was given to the design of the EIFS system to ensure proper anchorage and drainage.  The construction work was tendered and awarded to an experienced general restoration contractor that managed the various trades on the project.  The simultaneous upgrade of the aluminum window systems had a direct impact on tenant approval and comfort.  Overall, the revitalization of the building façade facilitated a considerable upgrade to the building’s aesthetics and solved a multitude of moisture problems, all while making considerable improvements to energy savings and resident satisfaction.